GRIGGS et al. v. GREENE et al.
27719
Supreme Court of Georgia
February 22, 1973
Rehearing denied March 15, 1973
230 Ga. 257
Case No. 27741. BLACKMON v. BRASINGTON et al.
However, we have re-examined the third division in Morris v. Yates, supra, and have determined that the third division was obiter. The opinion had already held that the terms of the contract were too indefinite to be specifically enforced, and it was unnecessary to hold that the terms were inequitable.
It is our opinion that this court erred in holding that a provision in a contract for deferred payments, without a provision for security to the seller, makes a contract inequitable, unjust, and unenforceable under
The terms of payment in the present case were definite enough to be enforced by specific performance, and the contract does not show that it is inequitable, unjust, or against good conscience. The trial judge erred in dismissing the complaint.
Judgment reversed. All the Justices concur.
27719. GRIGGS et al. v. GREENE et al.
27741. BLACKMON v. BRASINGTON et al.
Moffett & Henderson, John Walton Henderson, for appellees.
Case No. 27741. Injunction. Brooks Superior Court. Before Judge Calhoun.
Arthur K. Bolton, Attorney General, Harold N. Hill, Jr., Executive Assistant Attorney General, Richard L. Chambers, H. Perry Michael, Assistant Attorneys General, Gary B. Andrews, for appellant.
Alexander, Vann & Lilly, Roy M. Lilly, Thomas K. Vann, James Lovett, for appellees.
Sanders, Mottola, Haugen, Wood & Goodson, Charles Van S. Mottola, Heyman & Sizemore, Terry P. McKenna, William H. Major, George H. Marshall, Jr., amicus curiae.
HAWES, Justice. The appeal in each of these cases is from the order and judgment of the respective superior courts enjoining the defendants from putting into effect in their respective counties orders of the State Revenue Commissioner adjusting by varying percentages the valuations reported by the defendant tax commissioners and assessors on their respective digests as to certain real and personal properties referred to therein. While there are differences in the two cases, the substantial question presented by each is the same, and we have accordingly elected to dispose of them together, though they emanate from widely separated counties of the state.
The Griggs case was commenced when a large number of individual taxpayers, suing on behalf of themselves individually and on behalf of all others similarly situated, filed a complaint naming as defendants the tax assessors and the tax commissioner of Fayette County seeking an injunction against the defendants putting into effect the revenue commissioner‘s order which required that the defendants adjust the tax digest of Fayette County by raising the assessment on real property located outside
In each of the cases, the facts, so far as relevant to the issues, are substantially the same and are not in dispute. In each case the parties plaintiff and other taxpayers timely filed tax returns declaring their tangible property, both real and personal, subject to taxation at values which the taxpayers deemed to be the fair market value of the same, and in each instance, the tax assessors, after either accepting the valuation returned by the individual taxpayer or adjusting the same and notifying the taxpayer, and after any adjustments in such valuations resulting from arbitration assessed each parcel of real property and all tangible personal property at 40 percent of the fair market value which had been so fixed by that
In the Griggs case, as was said by the trial court in the order appealed from, the “gist of the action insofar as constitutional grounds are concerned is the lack of due process resulting from failure to give notice. This point is sufficiently raised and the decision therein cannot be voided by passing a decision herein on any collateral matter.” In neither that case nor in the Blackmon case did the complainants levy a direct attack on the constitutionality of the laws with which we hereinafter deal. The only relief sought in the Griggs case was an injunction prohibiting the defendants from arbitrarily raising assessments pursuant to the order of the revenue commissioner on the ground that the failure to afford the plaintiffs notice and an opportunity to be heard after the issuance of the revenue commissioner‘s order denied them the equal protection of the law and due process in violation of those constitutional guarantees. The trial court there found in accordance with that contention and merely enjoined the tax assessors from proceeding with any assessment contained in the 1972 Fayette County tax digest insofar as the same had been corrected, changed or equalized by the tax assessors pursuant to the revenue
In the view which we take of these cases, it is necessary to enunciate one other constitutional principle in order that the ruling which we make may be clearly understood. We, therefore, restate the real issues involved in these cases, as follows: First, does the Constitution permit the sub-classification of tangible property for the purpose of applying different assessment rates and procedures to one or more sub-classes of tangible property, and, if so, has the legislature in enacting the provisions of
The contention is made that the plaintiffs had no standing to sue in these cases in the absence of showing that they had tendered to the tax commissioners of the
Do the various Acts of the legislature providing for the assessment of tangible property, and the equalization of assessments purport to create sub-classes of tangible property or to authorize the revenue commissioner, by administrative order or otherwise, to create different classes of tangible property for this purpose? “All presumptions being in favor of the constitutionality of an Act of the General Assembly, it cannot be lawfully set aside by the courts unless the alleged conflict with the Constitution is plain and palpable.” Mayes v. Daniel, 186 Ga. 345 (198 SE 535). Culbreth v. Southwest Ga. Housing Authority, 199 Ga. 183, 189 (33 SE2d 684). “It is a well-settled rule that if a statute is equally susceptible of two constructions, one of which will harmonize it with the Constitution and the other of which will render it unconstitutional, the former construction is generally to be preferred. Fordham v. Sikes, 141 Ga. 469 (a) (89 SE 208).” Thomas v. Bd. of Commrs. of Chattooga County, 196 Ga. 10, 14 (25 SE2d 647). Applying these rules, while it is true that the various Acts of the legislature respecting the assessment of property for taxation and the equalization of assessments refer to “adjustments in the valuation of any class or classes of property” and use other like expressions, we think it is plain that such references are to classes of property as established by the Constitution. We have carefully examined virtually all of the Acts of the legislature relating to this subject passed in the last few years, and especially
It appears from the records in these cases that the revenue commissioner has adopted the practice and procedure for the purpose of reporting county digests of subdividing the single class of tangible property into a number of sub-categories or classes; for example, real estate is divided into two categories, that lying outside of cities and that lying inside of cities, and tangible personal property is divided into at least five sub-classes, to wit: merchandise, inventory, fixtures and mill supplies; motor boats, airplanes and house trailers; machinery
It remains, therefore, for us to determine whether by reason of the conceded failure of the various Acts embodied in
In answering this question, it would be profitable to look broadly at the scheme of property taxation and equalization as embodied in the Georgia law. “Taxation on all real and tangible personal property subject to be taxed is required to be ad valorem—that is, according to value, and the requirement in the Constitution that the rule of taxation shall be uniform, means that all kinds of property of the same class not absolutely exempt must be taxed alike, by the same standard of valuation, equally with other taxable property of the same class, and co-extensively with the territory to which it applies, meaning the territory from which the given tax, as a whole is to be drawn.” Hutchins v. Howard, 211 Ga. 830 (2), supra;
Two chapters of Title 92 of the 1933 Code are devoted to the equalization of assessments. Chapter 92-69 relates to the equalization of assessments within the county as between individual taxpayers. Chapter 92-70 relates to the equalization of tax digests as between the counties.
Thereafter, under the provisions of
The scheme of equalization which we have outlined above was substantially recognized by this court in the case of Ogletree v. Woodward, 150 Ga. 691 et seq. (105 SE 243) wherein the issue as to the right of individual taxpayers to notice of adjustments made pursuant to the order of the revenue commissioner (then the tax commissioner) and the right to contest such adjustments was expressly raised and decided adversely to the contentions of the taxpayers there. In disposing of that contention, this court said: “It is insisted that the Act in question is violative of the due-process clauses of the State and Federal Constitutions, because the Act does not provide for notice to the individual taxpayer and an opportunity to be heard, either before or after the State tax-commissioner orders a general increase in the valuation of the various classes of property in the county, or before such order is complied with by the board of county tax-assessors. Section 14 of the Act provides that notice of an increase of assessment by the State tax-commissioner shall be given to the board of county tax-assessors, and the board may, as of right, demand an arbitration in behalf of the county, in the event the board desires it. This is due process of law, so far as guaranteed by the Fourteenth Amendment to the Constitution of the United States. In Bi-Metallic Investment Co. v. State Board, 239 U. S. 441, 444 (36 SC 141, 60 LE 372), Mr. Justice Holmes, speaking for the court, said: ‘For the purposes of decision we assume that the constitutional question is presented in the baldest way—that neither the plaintiff nor the assessor of Denver, who presents a brief on the plaintiff‘s side, nor any representative of the
“Is the act violative of the due-process clause of the Constitution of the State? The act guarantees to every individual taxpayer in the county notice and an opportunity to be heard before the assessment made by the board of county tax-assessors shall become final. Before an increase in the valuation of the various classes of property in the county, by order of the state tax-commissioner becomes final, the board of county tax-assessors is, of right, given notice and an opportunity to be heard. This provision of the act manifestly deals with the county as a unit; and while the decision of the Supreme Court of the United States is not controlling, the line of reasoning adopted by that court upon the question here involved is applicable. We accordingly follow it, and hold that the Act in question is not violative of the due-process clause of the Constitution of this State.” Ogletree v. Woodward, 150 Ga. 691, 695, supra.
The appellees in these cases contend that the Ogletree case is distinguishable from this case, but they ask the court to overrule that case if we do not find in accordance with that contention. To the extent that the adjustments complained of in that case were uniform percentage adjustments as to the whole class of property to which they applied included on the digest of the county involved whereas in this case the percentage adjustments were as to only a part of the class of tangible property, that case is distinguishable. However, with respect to the ruling of
Judgment in Case No. 27719 affirmed. Judgment in Case No. 27741 affirmed in part; reversed in part. All the Justices concur, except Gunter, J., who dissents.
GUNTER, Justice, dissenting. I am in disagreement with Division 3 of the majority opinion and that part of Division 4 of the majority opinion as follows: “The orders complained of, however, are void and illegal because they do not follow the mandate of the Acts nor the constitutional provisions under which they purportedly were issued . . .”
I think the majority opinion misses the mark entirely when it interprets the words “classes of property” as used in the equalization statute (
It is clear to me that these words in the equalization statute should not be so narrowly interpreted, and because they are so narrowly interpreted, I think the majority decision is based on a false premise.
The 1972 equalization statute provides that the State
This statute does not refer to class or classes of property “as defined in the Constitution,” but it refers to class or classes of property “in the tax digest.”
There are many classes of property “in the tax digest,” because the State Revenue Commissioner is given authority by law to prescribe the format of the tax digest used in every county. Code Ch. 92-63. And
In 1972, I think the General Assembly knew that there were many classes of property contained in the tax digest of each county, far more than are contained in the constitutional definition. It is inconceivable to me that the majority can interpret the words “any class or classes of property in the tax digest” to mean “any class or classes of property as defined in the Constitution.”
The majority‘s interpretation, to my mind, frustrates the statutory intention of allowing the State Revenue Commissioner to equalize assessments of all types of property as classified in the various columns of the tax digest within the geographical boundaries of a county
The orders of the Revenue Commissioner in these two cases were not, in my opinion, in violation of the equalization statute or the Constitution of Georgia. These orders properly sought to accomplish what the equalization statute had mandated.
I respectfully dissent.
COX et al. v. BLACKMON et al.
27682
Supreme Court of Georgia
1973
230 Ga. 275
1. Assuming, but not deciding, that the attacks upon the statutes were sufficient to properly raise the issue of their constitutionality in the trial court, yet under the decision in Griggs v. Greene, 230 Ga. 257, the trial court properly overruled the attacks upon those statutes, the constitutionality of which was expressly
